Mahtomedi officials clear way for carwash at 3122 Century Avenue with conditions

The Mahtomedi Planning Commission recommended that the City Council approve a site plan, conditional use permit and a parking-setback variance for a Club Car Wash proposed at 3122 Century Avenue.

Planner Hannah Rybak told the Commission the applicant seeks a 4,754-square-foot tunnel-style carwash with 20 vacuum stalls and four standard parking stalls and anticipates "about 80 trips (40 in and 40 out) an hour during peak hours." The property is zoned B5, Interstate/General Business, and the carwash is listed as a conditional use in that district. The applicant is also requesting a variance to reduce the required 30-foot parking setback to 15 feet.

City staff and the engineering consultant reviewed grading, utility and design plans and recommended approval with standard conditions. Engineer Amanda Sachi said the grading and sanitary plans are in compliance with city ordinances and that a large sanitary system already serves the property and has not presented past issues. Planner Rybak presented recommended conditions including that final plans must substantially conform to the approved site plan, all standard and vacuum parking spaces be 20 feet in length, any rooftop or ground equipment be screened, the final landscape plan be approved by the City Forester, signage require a separate permit, light readings be provided at the centerlines of Century Avenue and Long Lake Road, and that building, utility and the reclamation system plans be approved by the city prior to construction.

During discussion Commissioners and staff flagged vehicle access as a primary constraint: future construction plans for Long Lake Road would add a median eliminating a left turn out of the site, and Washington County opposed access from Century Avenue. Applicant Michael Leidig, the project manager, told the Commission he had learned about Century Avenue access constraints that day and warned that "if appropriate access is not available, they will walk away from this project." Commissioner Dan Soler said he would like to attend joint City/County meetings on the question.

A member of the public, Tom Collins of Edgecumbe Drive, raised concerns about water use at carwashes, asked how much water the facility will use and whether reclaimed water will be reused, and urged sidewalks on both sides of Century Avenue. The applicant responded that the facility would include a reclamation system that could capture as much as 50% of water used for vehicle undercarriage washing. The Commission discussed allowing the developer to delay planting along Century Avenue until roadwork is complete if the developer provides financial securities.

The Commission voted unanimously to recommend City Council approval. The City Council adopted a resolution on Jan. 20, 2026, approving the site plan, conditional use permit and variance, and set the Planning Commission conditions into the resolution, including the requirement that all comments and conditions in the engineering memo by Kris Keller dated Jan. 9, 2026, be addressed to the satisfaction of the City Engineer.

The City will continue to coordinate with Washington County on access decisions and the project remains contingent on resolving access. No construction may begin until required building, utility and reclamation plans are approved by the city and required permits and reviews are complete.